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San Juan County/Bluff/84512

84512

ZIPSAFMR
San Juan County, UT
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$790$790
1 BR$820$820
2 BR$1,070$1,070
3 BR$1,430$1,430
4 BR$1,650$1,650
5 BR$1,897Not available
6 BR$2,182Not available
7 BR$2,509Not available
8 BR$2,886Not available

Purchase Price Calculator

Maximum purchase price
$97,085

Cost breakdown

+Likely effective rent$1,070
HUD FMRUsed$1,070
Market rentN/A
Est. payment standardN/A
-Principal and interest-$491
Loan amount$77,668
Down payment$19,417
Rate6.50%
Term30 years
-Operating costs-$379
Property taxes-$97
Insurance-$175
Utilities$0
HOA$0
Management-$107
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,448(89.9% ROI)
Projected value
$104,550
Return breakdown
Property appreciation+$7,465
Loan principal paid down+$2,783
Rental cash flow+$7,200
5-year hold
+$29,720(153.1% ROI)
Projected value
$109,843
Return breakdown
Property appreciation+$12,758
Loan principal paid down+$4,962
Rental cash flow+$12,000
10-year hold
+$63,016(324.5% ROI)
Projected value
$124,277
Return breakdown
Property appreciation+$27,192
Loan principal paid down+$11,824
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 84512 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84512 (Bluff, UT) is $1,070 a month. That is unchanged from FY 2026. Bluff is in the San Juan County, UT non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,042. Among 10 ZIP codes in San Juan County, 84512 is tied for the 6th-highest two-bedroom rent (county range $1,030–$1,500). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84512 is 8% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84512
BedroomsFY 2027Change90–110% range
Studio$790+2.6%$711–$869
1BR$8200.0%$738–$902
2BR$1,0700.0%$963–$1,177
3BR$1,430+6.7%$1,287–$1,573
4BR$1,650+5.1%$1,485–$1,815

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84512
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$790$820$1,070$1,430$1,650
FY 2026$770$820$1,070$1,340$1,570
FY 2025$730$790$1,040$1,290$1,490
FY 2024area FMR$663$788$972$1,175$1,649
FY 2023area FMR$683$731$826$1,005$1,407

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby San Juan County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 84512
84510$1,040−2.8%
84511$1,0700.0%
84512Current$1,070—
84530$1,420+32.7%
84531$1,040−2.8%
84532$1,470+37.4%
84533$1,500+40.2%
84534$1,030−3.7%
84535$1,350+26.2%
84536$1,180+10.3%

Questions about ZIP 84512 rents

How much will Section 8 pay for a two-bedroom in ZIP 84512?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,042, which applies unless the housing authority uses Small Area FMRs, that basic range is $938 to $1,146 a month; under the ZIP-level Small Area FMR of $1,070 it would be $963 to $1,177. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 84512 in?

ZIP 84512 is in the San Juan County, UT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,042.

How much did fair market rent change in ZIP 84512 for FY 2027?

The two-bedroom FMR was unchanged at $1,070 in FY 2027. Since FY 2025 it has risen 2.9%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentBluff, UT fair market rentUT statewide rentsWhat is SAFMR?Data sources